In most cases no need to form an LLC until you are under contract with a property and know you are moving forward.

Don't try to build a buyer's list with no experience and no active under contract.

It was listed on Zillow for $110k and we made a low ball offer at $90k, ended up getting under contract for $95k.

He also had no official identification of the company or the legal representative.

What are some things I can do after going under contract to lower closing fees?

Trusting a GC can work if you thoroughly vet them, use a detailed contract with clear milestones, and establish systems for accountability.

One block may be legal, the next block may not be.

Purchase price: $330,000 Cash invested: $15,000 Legal 3 Flat (that was not for sure in the beginning).

We build something of high value, like a lead management to replace a spreadsheet, or an automated document merge/eSignature system for contracts or propsals. 

Apply the 70% rule to determine your maximum allowable offer, then negotiate and get the property under contract, ensuring your agreement includes inspection and financing contingencies.Arrange professional inspections to uncover any unforeseen issues, using these findings to negotiate concessions or confirm your repair budget.